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This Agreement is between The Gratz Real Estate Acquisition Team LLC of
_______________________ [Street Address] in the City of _______________________, State
of _______________________ hereinafter known as the "Landlord"
_______________________, _______________________, _______________________,
_______________________, _______________________, _______________________,
hereinafter known as the "Tenant(s)" agree to the following:
OCCUPANT(S): The Premises is to be occupied strictly as a residential dwelling with the
following individual(s) in addition to the Tenant(s):
_______________________, _______________________, _______________________,
_______________________, _______________________, _______________________,
hereinafter known as the "Occupant(s)".
OFFER TO RENT: The Landlord hereby rents to the Tenant(s), subject to the following terms
and conditions of this Agreement, a _______________________ [Type of residence such as:
Apartment, Home, Condo, etc.] with the following mailing address _______________________
[Street Address] in the City of _______________________, State of ______________________
consisting of ____ Bathrooms and ____ Bedroom(s) hereinafter known as the "Premises".
PURPOSE: The Tenant(s) and any Occupant(s) may only use the Premises as a residential
dwelling. It may not be used for storage, the manufacturing of any type of food or product, a
professional service(s), or for any commercial use unless otherwise stated in this Agreement.
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FURNISHINGS: The Premises is:
☐ - To be furnished with the following items: No Furnishing
with all other furnishings needed to be provided by the Tenant(s). Any damage to the Landlord's
furnishings shall be the liability of the Tenant(s), reasonable wear-and-tear excepted, to be billed
directly or less the Security Deposit.
☐ - Not furnished.
APPLIANCES: The Landlord shall:
☐ - Provide the following appliances in the Premises for the use of the Tenant(s Refridgerator,
Stove, and Microwave. Anything else is of the responsibility of the Tenant to supply
Any damage to the Landlord's appliances shall be the liability of the Tenant(s), reasonable wearand-tear excepted, to be billed directly or less the Security Deposit.
LEASE TERM: This Agreement shall begin on the ___ day of _______________, 20___ and
end on the ___ day of _______________, 20___ hereinafter known as the “Lease Term”.
RENT: The Tenant(s) shall pay the Landlord in equal monthly installments of
$_________________ (US Dollars) hereinafter known as the "Rent". The Rent will be due on
the 1st of every month and paid via the following instructions: Direct Deposit, Personal Pick up,
Or Mailed to 352 Second Street Pike, PmB #173, Southampton PA, 18966
NON-SUFFICIENT FUNDS (NSF CHECKS): If the Tenant(s) pays the Rent with a check that
is not honored due to insufficient funds (NSF):
☐ - There shall be a fee of $100.00 (US Dollars) per incident.
LATE FEE: If Rent is not paid on the Due Date:
☐ - There shall be a penalty of $100.00 and $25.00 each subsequent day until rent is payed Rent
is considered late when it has not been paid 3 days after it is due
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FIRST (1ST) and LAST MONTH'S RENT: The First (1st) month's rent shall be due by the
☐ - Upon the execution of this Agreement.
☐ - Upon the first (1st) day of the Lease Term.
☐SECURITY DEPOSIT to be payed upon signing of the lease in the AMOUNT OF 1
Months’ Rent $______________________________________ And will only be return at the
end of lease (if not renewed) at landlords discretion after inspection of any damages on or in the
property listed In this agreement. This includes and is not limited to, stained rugs, damaged
walls, damaged appliances, and any and all parts of property that are not owned my tenant.
Landlord reserves the right to decide how much in damages have occurred.
PRE-PAYMENT: The Tenant(s) shall:
☐ - Pre-Pay Rent in the amount of $_________________ (US Dollars) for the following timeperiod starting on the ___ day of _______________, 20___ and ending on the ___ day of
_______________, 20___. The Pre-Payment of Rent will be due at the execution of this
☐ - Not be required to Pre-Pay Rent.
☐ - Will be moving-in to the Premises before the start of the Lease Term on the ___ day of
_______________, 20___ and shall pay $_________________ (US Dollars) which is the Rent
pro-rated on a daily basis which shall be paid by the Tenant(s) upon the execution of this
SECURITY DEPOSIT: A Security Deposit in the amount of $ First Month’s Rent (US
Dollars) shall be required by the Tenant(s) at the execution of this Agreement to the Landlord for
the faithful performance of all the terms and conditions of this Agreement. The Security Deposit
is to be returned to the Tenant(s) within ___ days after the end of the Lease Term less any
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damage charges and without interest. This Security Deposit shall not be credited towards rent
unless the Landlord gives their written consent.
POSSESSION: Tenant(s) has examined the condition of the Premises and by taking possession
acknowledges that they have accepted the Premises in good order and in its current condition
except as herein otherwise stated. Failure of the Landlord to deliver possession of the Premises at
the start of the Lease Term to the Tenant(s) shall terminate this Agreement at the option of the
Tenant(s). Furthermore, under such failure to deliver possession by the Landlord, and if the
Tenant(s) cancels this Agreement, the Security Deposit (if any) shall be returned to the Tenant(s)
along with any other pre-paid rent, fees, including if the Tenant(s) paid a fee during the
application process before the execution of this Agreement.
ACCESS: Upon the beginning of the Proration Period or the start of the Lease Term,
whichever is earlier, the Landlord agrees to give access to the Tenant(s) in the form of keys,
fobs, cards, or any type of keyless security entry as needed to enter the common areas and the
Premises. Duplicate copies of the access provided may only be authorized under the consent of
the Landlord and, if any replacements are needed, the Landlord may provide them for a fee. At
the end of this Agreement all access provided to the Tenant(s) shall be returned to the Landlord
or a fee will be charged to the Tenant(s) or the fee will be subtracted from the Security Deposit.
MOVE-IN INSPECTION: Before, at the time of the Tenant(s) accepting possession, or shortly
thereafter, the Landlord and Tenant(s):
☐ - Agree to inspect the Premises and write any present damages or needed repairs on a move-in
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SUBLETTING: The Tenant(s) shall not be able to sublet the Premises without the written
consent from the Landlord. The consent by the Landlord to one subtenant shall not be deemed to
be consent to any subsequent subtenant.
ABANDONMENT: If the Tenant(s) vacates or abandons the property for a time-period that is
the minimum set by State law or seven (7) days, whichever is less, the Landlord shall have the
right to terminate this Agreement immediately and remove all belongings including any personal
property off of the Premises. If the Tenant(s) vacates or abandons the property, the Landlord
shall immediately have the right to terminate this Agreement.
ASSSIGNMENT: Tenant(s) shall not assign this Lease without the prior written consent of the
Landlord. The consent by the Landlord to one assignment shall not be deemed to be consent to
any subsequent assignment.
PARKING: The Landlord:
☐ - Shall provide ___ parking space(s) to the Tenant(s) for a fee of $_____ (US Dollars) to be
paid ☐ at the execution of this Agreement ☐ on a monthly basis in addition to the rent. The
parking space(s) are described as: __________________________________________________.
☐ - Shall not provide parking.
RIGHT OF ENTRY: The Landlord shall have the right to enter the Premises during normal
working hours by providing at least twenty-four (24) hours notice in order for inspection, make
necessary repairs, alterations or improvements, to supply services as agreed or for any reasonable
purpose. The Landlord may exhibit the Premises to prospective purchasers, mortgagees, or
lessees upon reasonable notice.
SALE OF PROPERTY: If the Premises is sold, the Tenant(s) is to be notified of the new
Owner, and if there is a new Manager, their contact details for repairs and maintenance shall be
forwarded. If the Premises is conveyed to another party, the new owner:
☐ - Has the right to terminate this Agreement by providing ___ days’ notice to the Tenant(s).
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☐ - Does not have the right to terminate this Agreement.
UTILITIES: The Landlord shall provide the following utilities and services to the Tenant(s):
Any other utilities or services not mentioned will be the responsibility of the Tenant(s).
MAINTENANCE, REPAIRS, OR ALTERATIONS: The Tenant(s) shall, at their own
expense and at all times, maintain premises in a clean and sanitary manner, and shall surrender
the same at termination hereof, in as good condition as received, normal wear and tear excepted.
The Tenant(s) may not make any alterations to the leased premises without the consent in writing
of the Landlord. The Landlord shall be responsible for repairs to the interior and exterior of the
building. If the Premises includes a washer, dryer, freezer, dehumidifier unit and/or air
conditioning unit, the Landlord makes no warranty as to the repair or replacement of units if one
or all shall fail to operate. The Landlord will place fresh batteries in all battery-operated smoke
detectors when the Tenant(s) moves into the premises. After the initial placement of the fresh
batteries it is the responsibility of the Tenant(s) to replace batteries when needed. A monthly
"cursory" inspection may be required for all fire extinguishers to make sure they are fully
PEST AND ROACH CONTROL: It is the tenants responsibility to incur any costs related to
pest and roach control. If infestation occurs during tenancy, the landlord stated in this lease is
not responsible to remedy the situation. Prior to move in, the Landlord has received a rental
license after passing extermination certification. This means, the property has been inspected
and deemed certifiable with no animal or bug problems prior to move in.
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☐ - Shall have the right to terminate this Agreement at anytime by providing at least ___ days’
written notice to the Landlord along with an early termination fee of $___________ (US
Dollars). During the notice period for termination the Tenant(s) will remain responsible for the
payment of rent.
☐ - Shall not have the right to terminate this Agreement.
PETS: The Tenant(s):
☐ - Shall have the right to ___ [# of Pets] pet(s) on the Premises consisting of Dogs, Cats, Birds,
and any other type of animail. For the right to have pet(s) on the Premises the Landlord shall
charge a fee of $ 800 that is ☐ refundable unless there are damages related to the pet The
Tenant(s) is responsible for all damage that any pet causes, regardless of ownership of said
pet and agrees to restore the property to its original condition at their expense.
NOISE/WASTE: The Tenant(s) agrees not to commit waste on the premises, maintain, or
permit to be maintained, a nuisance thereon, or use, or permit the premises to be used, in an
unlawful manner. The Tenant(s) further agrees to abide by any and all local, county, and
State noise ordinances.
GUESTS: There shall be no other persons living on the Premises other than the Tenant(s) and
any Occupant(s). Guests of the Tenant(s) are allowed for periods not lasting for more than 48
hours unless otherwise approved by the Landlord in writing.
SMOKING POLICY: Smoking on the Premises is:
☐ - Permitted in the following areas: All areas of the house
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COMPLIANCE WITH LAW: The Tenant(s) agrees that during the term of the Agreement, to
promptly comply with any present and future laws, ordinances, orders, rules, regulations, and
requirements of the Federal, State, County, City, and Municipal government or any of their
departments, bureaus, boards, commissions and officials thereof with respect to the premises, or
the use or occupancy thereof, whether said compliance shall be ordered or directed to or against
the Tenant(s), the Landlord, or both.
DEFAULT: If the Tenant(s) fails to comply with any of the financial or material provisions of
this Agreement, or of any present rules and regulations or any that may be hereafter prescribed
by the Landlord, or materially fails to comply with any duties imposed on the Tenant(s) by
statute or State laws, within the time period after delivery of written notice by the Landlord
specifying the non-compliance and indicating the intention of the Landlord to terminate the
Agreement by reason thereof, the Landlord may terminate this Agreement. If the Tenant(s) fails
to pay rent when due and the default continues for the time-period specified in the written notice
thereafter, the Landlord may, at their option, declare the entire balance (compiling all months
applicable to this Agreement) of rent payable hereunder to be immediately due and payable and
may exercise any and all rights and remedies available to the Landlord at law or in equity and
may immediately terminate this Agreement.
The Tenant(s) will be in default if: (a) Tenant(s) does not pay rent or other amounts that are
owed; (b) Tenant(s), their guests, or the Occupant(s) violate this Agreement, rules, or fire, safety,
health, or criminal laws, regardless of whether arrest or conviction occurs; (c) Tenant(s)
abandons the Premises; (d) Tenant(s) gives incorrect or false information in the rental
application; (e) Tenant(s), or any Occupant(s) is arrested, convicted, or given deferred
adjudication for a criminal offense involving actual or potential physical harm to a person, or
involving possession, manufacture, or delivery of a controlled substance, marijuana, or drug
paraphernalia under state statute; (f) any illegal drugs or paraphernalia are found in the Premises
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or on the person of the Tenant(s), guests, or Occupant(s) while on the Premises and/or; (g) as
otherwise allowed by law.
MULTIPLE TENANT(S) OR OCCUPANT(S): Each individual that is considered a Tenant(s)
is jointly and individually liable for all of this Agreement's obligations, including but not limited
to rent monies. If any Tenant(s), guest, or Occupant(s) violates this Agreement, the Tenant(s) is
considered to have violated this Agreement. Landlord’s requests and notices to the Tenant(s) or
any of the Occupant(s) of legal age constitutes notice to the Tenant(s). Notices and requests from
the Tenant(s) or any one of the Occupant(s) (including repair requests and entry permissions)
constitutes notice from the Tenant(s). In eviction suits, the Tenant(s) is considered the agent of
the Premise for the service of process.
DISPUTES: If a dispute arises during or after the term of this Agreement between the
Landlord and Tenant(s), they shall agree to hold negotiations amongst themselves, in "good
faith", before any litigation. If disuputes can not be solved through negotiations in good faith,
the landlord reserves the right to sue tenant(s) for violation of agreed upon lease terms as listed
in this agreement. The Tenant(s) also agrees to pay for any fees and costs incurred during the
lawsuit including and not limited to cost of lawyers, cost of time, and cost of any money used
while proceeding with lawsuit
SEVERABILITY: If any provision of this Agreement or the application thereof shall, for any
reason and to any extent, be invalid or unenforceable, neither the remainder of this Agreement
nor the application of the provision to other persons, entities or circumstances shall be affected
thereby, but instead shall be enforced to the maximum extent permitted by law.
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SURRENDER OF PREMISES: The Tenant(s) has surrendered the Premises when (a) the
move-out date has passed and no one is living in the Premise within the Landlord’s reasonable
judgment; or (b) Access to the Premise have been turned in to Landlord – whichever comes first.
Upon the expiration of the term hereof, the Tenant(s) shall surrender the Premise in better or
equal condition as it were at the commencement of this Agreement, reasonable use, wear and
tear thereof, and damages by the elements excepted.
RETALIATION: The Landlord is prohibited from making any type of retaliatory acts against
the Tenant(s) including but not limited to restricting access to the Premises, decreasing or
cancelling services or utilities, failure to repair appliances or fixtures, or any other type of act
that could be considered unjustified.
WAIVER: A Waiver by the Landlord for a breach of any covenant or duty by the Tenant(s),
under this Agreement is not a waiver for a breach of any other covenant or duty by the Tenant(s),
or of any subsequent breach of the same covenant or duty. No provision of this Agreement shall
be considered waived unless such a waiver shall be expressed in writing as a formal amendment
to this Agreement and executed by the Tenant(s) and Landlord.
EQUAL HOUSING: If the Tenant(s) possesses any mental or physical impairment, the
Landlord shall provide reasonable modifications to the Premises unless the modifications would
be too difficult or expensive for the Landlord to provide. Any impairment(s) of the Tenant(s) are
encouraged to be provided and presented to the Landlord in writing in order to seek the most
appropriate route for providing the modifications to the Premises.
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HAZARDOUS MATERIALS: The Tenant(s) agrees to not possess any type of personal
property that could be considered a fire hazard such as a substance having flammable or
explosive characteristics on the Premises. Items that are prohibited to be brought into the
Premises, other than for everyday cooking or the need of an appliance, includes but is not limited
to gas (compressed), gasoline, fuel, propane, kerosene, motor oil, fireworks, or any other related
content in the form of a liquid, solid, or gas.
WATERBEDS: The Tenant(s):
☐ - Shall not have the right to use a waterbed on the Premises.
INDEMNIFICATION: The Landlord shall not be liable for any damage or injury to the
Tenant(s), or any other person, or to any property, occurring on the Premises, or any part thereof,
or in common areas thereof, and the Tenant(s) agrees to hold the Landlord harmless from any
claims or damages even if caused by the Landlord's negligence. If damage or injury to Tenant(s)
or guest(s) is due to Landlord negligence, still the Landlord is not to be held responsible. It is
recommended that renter's insurance be purchased at the Tenant(s)'s expense.
COVENANTS: The covenants and conditions herein contained shall apply to and bind the heirs,
legal representatives, and assigns of the parties hereto, and all covenants are to be construed as
conditions of this Agreement.
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NOTICES: Any notice to be sent by the Landlord or the Tenant(s) to each other shall use the
following mailing addresses:
Landlord's or Agent's Mailing Address
352 Second Street Pike, PmB #173, Southampton PA, 18966
Tenant(s)'s Mailing Address
☐ - The Landlord has a manager on the Premises that can be contacted through the following for
maintenance or repairs: Telephone 215-552-1037 E-Mail [email protected]
☐ - The Landlord does not have a manager on the Premises although the Landlord can be
contacted for any maintenance or repair at: Telephone 215-552-1037
E-Mail [email protected]
PREMISES DEEMED UNINHABITABLE: If the Property is deemed uninhabitable due to
damage beyond reasonable repair the Tenant(s) will be able to terminate this Agreement by
written notice to the Landlord. If said damage was due to the negligence of the Tenant(s), the
Tenant(s) shall be liable to the Landlord for all repairs and for the loss of income due to restoring
the Premises back to a livable condition in addition to any other losses that can be proved by the
☐ - The Premises was built prior to 1978 and there is an attachment titled the ‘Lead-Based Paint
Disclosure’ that must be initialed and signed by the Landlord and Tenant(s).
☐ - The Premises was not built prior to 1978.
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GOVERNING LAW: This Agreement is to be governed under the laws located in the State of
ADDITIONAL TERMS AND CONDITIONS: ______________________________________
ENTIRE AGREEMENT: This Agreement contains all the terms agreed to by the parties
relating to its subject matter including any attachments or addendums. This Agreement replaces
all previous discussions, understandings, and oral agreements. The Landlord and Tenant(s) agree
to the terms and conditions and shall be bound until the end of the Lease Term.
The parties have agreed and executed this agreement on the ___ day of _______________,
Landlord's Signature __________________ Print Name: __________________
Date: _____________
Tenant’s Signature __________________ Print Name: __________________
Date: _____________
Tenant’s Signature __________________ Print Name: __________________
Date: _____________
Tenant’s Signature __________________ Print Name: __________________
Date: _____________
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Security Deposit: $ Amount that of 1st Month’s Rent (US Dollars)
First (1st) Month's Rent: $____________ (US Dollars)
Pet Fee(s): $ 800.00 (US Dollars)
Pre-Payment of Rent: $ in the amount of 1st and last month’s rent which equals $
Proration Amount: $____________ (US Dollars)
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